i see the major cities, san francisco, los angeles, philadelphia, new york, rentals are getting much more expensive so you'll see people getting two bedrooms and sharing it with somebody instead of getting a one bedroom by themselves, that's a difference and still have the people living at home but the first-time buyers are still having problems. still tough to get a mortgage, and it's going to stay that way. >> and we might also lose the deduction. what are clients saying to you guys about the potential loss or cut of the mortgage interest deduction. >> that would be stupid. >> i'm sorry, go ahead. >> hasiam? >> yeah, that seems to be very unlikely given the broad nature of that tax credit for the u.s. population. but i think to your point about the rental market, what's interesting about this recovery is that you have lifestyle choices being made. people wanting to rent, wanting to be near work and urban areas versus what we've seen in the past and that reduces the speculative buying on the foresale side of the equation which i think is actually very favorable for the long-term pro